**Document:** Planning Statement Appendices **Application:** 25/90966/B — Erection of 26 industrial/storage & distribution units in two separate blocks **Decision:** Permitted **Decision Date:** 2025-12-16 **Parish:** Malew **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/94608-malew-vacant-land-between-new-by-pass-26-industrialstorage/documents/1143269 --- # Planning Statement Appendices ## Planning Statement Appendices Development of 26 Small Industrial/Storage Units in 2 Blocks, Balthane Park, Ballasalla Dandara Commercial Limited, Isle of Man Buisness Park, Cooil Road, Braddan, Isle of Man IM2 2SA Appendix 1 The Approval Notices for PAs 23/00168/B & 23/10099/AIR Dandara Commercial Limited Dandara Group Head Office IoM Business Park, Cooil Road Braddan IM2 2SA TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Dandara Commercial Limited, Ref 23/00168/B, for the Erection of 45 industrial/storage & distribution units in four separate blocks at Vacant Land Between Balthane Park Industrial Estate And New By-Pass Road Douglas Road Ballasalla Isle Of Man . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). - 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - 2. Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved. REASON: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans and on only one floor of accommodation per unit. - 3. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units hereby approved shall only be used for General industrial (Class 2.3) and/or Storage/distribution (Class 2.4) and for no other purpose at any time. REASON: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration. - 4. The development hereby approved shall not be occupied or operated until the pedestrian and vehicle arrangements have been provided in accordance with the approved plan (APL_310 P4). Such areas shall remain free from obstruction thereafter and remain available to the users of the corresponding industrial unit. REASON: To ensure that sufficient provision is made for off-street parking and turning of vehicles, and pedestrian movements in the interests of highway safety. - 5. The development shall be implemented strictly in accordance with the drainage plans/details referenced; ADR_500 Rev.D. No part of the development shall be occupied until the agreed drainage strategy has been implemented. The drainage system shall be permanently retained thereafter in accordance with the submitted details REASON: In order to ensure that adequate drainage/flood control measures/facilities are provided, and retained, in the interests of the amenity of the area. - 6. The development hereby approved shall not be occupied or operated until the vehicle parking and turning areas have been provided in accordance with approved plans and the parking and turning areas shall thereafter be kept available for the parking and turning of vehicles associated with the development. REASON: In the interests of highway safety. - 7. There shall be no obstruction to visibility splays higher than 1.05m above adjoining road level forward of a line drawn 2m back from the nearside carriageway edge at the centreline of the access extending 36m in each direction. Such visibility splays shall be provided before the construction of the buildings hereby approved is commenced and shall be permanently maintained free of obstruction thereafter. REASON: In the interests of highway safety. - 8. The external cladding shall be as per drawings referenced; BSA_APL_322 P3; BSA_APL_323 P3; BSA_APL_324 P3; BSA_APL_325 P3, unless otherwise approved in writing by the Planning Authority. REASON: To ensure a uniformed high quality appearance throughout the development. - 9. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the Planning Authority gives written consent to any variation. REASON: To enhance the character of the area - 10. No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities shall be undertaken within the buildings unless otherwise agreed in writing by the Planning Authority. REASON: To protect the neighbouring amenity and parking areas - 11. No external lighting shall be permitted except that as approved as part of a lighting scheme to be submitted to and approved by the Planning Authority. REASON: In the interest of the neighbouring amenity - 12. The buildings shall be used only from Monday to Saturdays inclusive and no business shall be carried out therein on Sundays or Bank Holidays unless otherwise agreed in writing with the Planning Authority. REASON; To safeguard the character of the area - 13. Noise levels from any plant, processes or equipment at the proposed industrial development measured at neighbouring residential premises including gardens, between the hours of 0700 - 2000 hrs (day-time) shall not exceed 50 dB LAeq, 1 hour; and noise levels from any plant, processes or equipment at the proposed industrial development measured at the external facade of neighbouring residential premises, between the hours of 2000 - 0700 hrs (night-time) shall not exceed 45 dB LAeq, 5 minute. REASON: To safeguard the residential amenity of the neighbouring properties. - 14. All existing hedges shown on the site as being retained must, prior to the commencement of any excavation or building work on site, be protected by the erection of protective fencing. During construction no building, storage, or excavation may be undertaken within the protected areas unless authorised in writing by the Planning Authority. REASON: In the interest of the visual amenities of the area. - 15. Prior to the commencement of development a boundary plan showing details of a masonry constructed wall to screen how the open spaces to the front of the parking (north) is to be secured between the buildings, shall be submitted and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. REASON: In the interests of the character and appearance of the site and surrounding area. - 16. The proposed wildflower grass seed mix as detailed on drawing referenced APL_330 RevP6, shall now use the amended see mix labelled "the woodland wildflower mix" as specified in the applicant's email of 20th June. REASON: In the interests of improved grassland and Biodiversity encouragement. - 17. Prior to the occupation of any of the units hereby approved, a plan showing details and the location of the petrol and oil interceptors shall be submitted to and approved in writing by the Department. The development shall be undertaken in accordance with the approved details and maintained as such thereafter. REASON: To ensure no site pollution entering the water course. - 18. Prior to the commencement of the development hereby approved a Construction Method Statement (CMS), to be provided to the Department for written approval prior to any works, including clearance and enabling works, taking place. The CMS will need to contain details of controlling any offsite pollution of the Ronaldsburn River, including sediment control measures to prevent any run off from the site during periods of adverse weather/rainfall during the construction process. The works will be carried out in accordance with the approved details. REASON: To prevent any contamination downstream of the Ronaldsburn River. This decision relates to drawings received on 10 February 2023, referenced; APL_300 location plan APL_305 P1 site as existing APL_310 P4 site plan as proposed - APL_330 P6 landscape - BSA_APL_322 P3 Block L - BSA_APL_323 P3 Block M - BSA_APL_324 P3 Block N - BSA_APL_325 P3 Block X - APL_331 P3 bat & bird boxes - APL_332 P2 cycle storage - APL_335 P2 refuse tracking - APL_336 P2 articulated tracking ADR-500 D drainage layout A Planning Statement A Transport Assessment NOTE The new accesses and footway works will require a separate permission from Highways under a s109(A) Highway Agreement with a S4 for the adoption of the proposed footway after grant of any planning consent. This decision has been made for the following reasons(s) The development complies with Employment Proposal 1, and Landscape Proposal 19 of the Area Plan for the South, and with General Policy 2, Strategic Policy 6, Strategic Policy 10, Business Policies 1 & 5 and Transport Policy 7 of the Strategic Plan. Date of Issue: 25th August 2023 J CHANCE Director of Planning and Building Control This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which led to the assessment and decision is available to view on the Government’s website (via Online Services www.gov.im/Viewapplications) or at the Department’s offices Murray House, Mount Havelock, Douglas. Implementation The decision does not become final until either -  Any appeal has been concluded; or -  21 days have passed since the date on this notice and no appeal has been submitted Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation. Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action. Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain: -  the grounds for making the appeal; -  payment of the planning appeal fee (currently £335); and -  if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £125). Where the appeal is submitted by the applicant they must: -  specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and -  Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined. Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated. An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice. Dandara Commercial Limited Dandara Group Head Office Isle Of Man Business Park Cooil Road Braddan IM2 2SA TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Dandara Commercial Limited, Ref 23/10099/AIR, for the Information in relation to condition 15, 17 & 18 for PA 23/00168/B for boundry wall plan, drainage plan showing petrol and oil interceptors and a Construction Enviromental Management Plan (CEMP). at Field 434090 Douglas Road Ballasalla Isle Of Man . Any details or notes which apply to the approval are set out below. This decision is in relation to the submitted application, drawings APL_330 P8 and APL_342 P1, 502 Overall Drainage Plan as well as Balthane North CEMP 2.1. NOTE In this instance of the submitted application, drawings APL_330 P8 and APL_342 P1, 502 Overall Drainage Plan as well as Balthane North CEMP 2.1 and after consultation with the case officer, who are happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 15, 17 & 18 of application 23/00168/B with the understanding the works will be carried out in accordance with the approved details and maintained as such. Date of Issue: 3rd October 2023 J CHANCE Director of Planning and Building Control This decision was made by a Principal Planner in accordance with the authority delegated to them. All correspondence which led to the assessment and decision is available to view on the Government’s website (via Online Services) or at the Department’s offices Murray House, Mount Havelock, Douglas, www.gov.im/Viewapplications. This decision refers only to that applied for under The Town and Country Planning (Development Procedure) Order 2019. There is no appeal against this decision. Appendix 2 Energy Impact Assessment/Statement ###### Energy Impact Assessment Background The ‘Isle of Man Strategic Plan, 2016’ states: Energy – Policy 5: ‘The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment. (1) The above Policy Statement is further defined with the following: - 12.2.10 ‘In addition to alternative sources of energy supply, the Strategic Objectives in Chapter 3 refer to the promotion of efficiency and economy in the use of resources and the reduction of energy consumption by more efficient use of energy through energy conservation, recycling and waste reduction. There are numerous ways of increasing energy efficiency and reducing energy consumption both in the design and construction of new development and its subsequent operation, management and maintenance. The Building Regulations set standards for energy efficiency in new buildings including walls, windows, roofs and heating appliances. But the design and layout of new developments can in themselves reduce energy consumption through for example Passive Solar Estate Layouts. (2) Added to this are the various solar panel, pholtovoltaic cell, solar energy and heat pump technologies. (1) - 12.2.11 ‘Within the Strategic Objectives relating to resource and to energy efficiency, the Department wishes to promote a greater awareness and recognition, of the benefits both to the environment and the consumer of energy efficiency in its widest sense. To this end the Department intends to prepare a Planning Policy Statement on Energy Efficiency. In the meantime it will require a planning application for more than 5 dwellings or commercial development of more than 100 square metres to be accompanied by an Energy Impact Statement(3) to demonstrate what measures have been taken in the design of the development to reduce energy consumption and increase energy efficiency. (1) - 12.2.12 A review of the IoMSP is currently underway and the Preliminary Publicity documentation includes a paper entitled “Our Climate Responsibilities Embedding the Climate Change Act 2021 into Development Planning”. The paper summarises the policy goals of the CCA, including Policy Goal 2 – The Minimising of Greenhouse Gas Emissions, pointing out that buildings contribute to emissions across their entire life cycle: Construction – producing and transporting materials. Use – heating, lighting, and travel to and from the site. End of life – demolition or repurposing. - 12.2.13 The paper goes on to state that early planning decisions can help reduce emissions and support a greener future - Planning influences where and how development happens, shaping travel patterns, energy use, and land use; Building Control sets standards for how buildings are constructed. From January 2025 for example, new homes cannot use fossil fuel heating systems, supporting the shift to a low-carbon future. Importantly, planning must focus on location and design decisions, while Building Regulations govern construction standards. - 12.2.14 The paper additionally notes that; - • Current planning policies already promote sustainable land use and focus growth near towns and villages, reducing car use and emissions. - • They also protect local centres and encourage reuse of existing buildings. - • The new Strategic Plan will continue these approaches but require developers to show how they will cut emissions before seeking approval. - • Minimising emissions does not mean stopping development — the Island still needs homes, jobs, and infrastructure. - • The challenge is balancing development needs with environmental protection, in line with the Climate Change Act. - (1) Isle of Man Strategic Plan 2016 - (2) UK Department of the Environment General Information Report 27 – Passive Solar Estate Layout - (3) Definition From Appendix 1 of Isle of Man Strategic Plan 2016 – ‘Energy Impact Statement: An assessment, prepared by the developer/applicant, of the impacts of the development in terms of energy consumption and proposals for reducing that consumption and improving the energy efficiency of the development.’ The attached document is a suggestion of a possible format for an Energy Impact Assessment as required by Energy Policy 5 of the Isle of Man Strategic Plan. The headings for the Energy Impact Assessment have been drawn from the following documents: Town and Country Planning Act 1999 – Isle of Man Strategic Plan 2016 UK Communities and Local Government documents: ‘Code for Sustainable Homes – A Step-change in sustainable home building practice’ . ‘Regulatory Impact Assessment Energy Performance of Buildings Directive Articles 7-10’ BRE BREEAM Ecohomes Standards and Sustainability Checklist (including Pre-Assessment Estimator) Sustainability Checklists – Woking Borough Council Energy Saving Trust – Passive Solar Estate Layout (specifically referred to in 12.2.10 of the Strategic Plan) Town & Country Planning Association (TCPA) ‘Planning for Sustainable Energy’ ###### Dandara – Energy Impact Assessment SCHEME: Balthane Park |Category|Target|Notes|Achievabl e (YES / NO)|If YES – how? If NO – why not?|Notes| |---|---|---|---|---|---| |Design / Specification Energy / CO2|Improve thermal efficiency of the walls, windows and roof by eg. more insulation or better glass|Does the design specification demonstrate an improvement over currently utilised specifications / exceed current Building Regulation requirements?|Yes|Insulated Doors being fitted. Insulation exceeds Current Building Regulation Requirements for a low / unheated building where no insulation is required.| | | |Reduce air permeability – the control of fresh air into the building.|Passive Ventilation methods considered.|No|Not applicable on this scheme.| | | |≤1.3 Heat Loss Parameter (HLP)|Fabric of the building designed to reduce thermal bridging.|Yes|Currently exceeds Building Regulation requirements for a low heat/unheated bldg.| | | |Reduce Energy Consumption in respect of Space Heating|• High efficiency condensing boilers – SEDBUK rating A
• Alternative (oil/LPG boilers)– SEDBUK rating A
• Alternative methods of heating eg. Biomass, CHP, Heat Pump
• Passive Solar design Communal heating
|N/A|Any heating installation will be low level under Building Regulation guidance. Heating power limited to 25W/m2.| | | |Reduce Energy Consumption in respect of water heating|Inclusion of solar thermal water heating OR Properties to be left ‘solar enabled’ for retro-fit.|N/A| | | |---|---|---|---|---|---| | |Improved energy efficiency of lighting (internal)|≥75% energy efficient fixed fittings OR state %.|Yes|Metal halide and tubular fittings in accordance with table F1 Appendix F to Approved Document L2 to the Building Regs 2007.| | | |Improved energy efficiency of lighting (external)|External lighting provided by dedicated energy efficient fittings & daylight cut-off devices.|Yes|Where appropriate, light fittings will be dedicated low energy.| | | |Improved energy efficiency of lighting (security)|All burglar security lighting is Max. 150w & fitted with movement detecting & daylight shut-off devices.|Yes|Where appropriate, light fittings will be dedicated low energy.| | | |Energy Efficient fixed fittings|• ≥40% 0f fixed fittings – fridges and freezers have an A+ rating.
• Washing machines and dishwashers have an A rating.
• Washer driers & tumble driers have a B rating.
|No|Not applicable to this scheme.| | | |Energy Efficient fittings (retro purchased)|Information provided to the purchaser on the benefits of purchasing energy efficient white goods where not supplied with the new Unit.|No|Not applicable to this scheme.| | | |Reduce Energy Consumption|Provide accessible drying space (so that tumble driers need not be used).|No|Not applicable to this scheme.| | |---|---|---|---|---|---| | |Reduce CO2 Emissions|Provide a room or space in a quiet room, that can easily be set up as a home office.|No|Not applicable to this scheme| | | |Reduce energy consumption|Provide FOC or for purchase or provide information – Smart Meters (visible display of energy consumption)|No|Not applicable to the scheme.| | |Design / Specification Water|Reduce water consumption target 120l/p/d (litres per day OR LESS (state if aiming to achieve lower)|6/4 dual flush toilet|Yes|Dual flush mechanism installed as standard.| | | |Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)|Flow reducing / aerating taps throughout.|Yes|All taps will have flow reducers.| | | |Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)|6-9 litres per minute shower (note – average electric shower is approximately 6/7 litres per minute).|No|Not applicable to this scheme.| | | |Reduce water consumption target 120l/p/d (litres per day) OR LESS|18ltr max. volume dishwasher.|No|Not applicable to this scheme.| | |---|---|---|---|---|---| | |Reduce water consumption target 120l/p/d (litres per day) OR LESS)|60ltr max. volume washing machine.|No|Not applicable to this scheme.| | | |Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)|Provide a system to collect rain water for use in external irrigation / watering (eg. water butts).|No|Not applicable to this scheme.| | | |Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)|Grey Water Technology (collection and use of bath water etc. for toilet flushing).|No|Not applicable to this scheme.| | |Construction|Materials|• Building materials sourced locally where feasible.
• Materials from recycled sources.
• Timber from sustainable sources.
• Insulation materials have zero ozone depletion rate.
|Yes Yes Yes Yes|All materials sourced locally where appropriate. Materials are from recycled sources where appropriate. Timber is from sustainable sources where appropriate. Used as standard.| | | |Labour|• From local labour pool where feasible.
• ‘Shared’ transport to site.
|Yes Yes|Local labour used where possible. ‘Crew’ transport available for ‘non-local’ labour.| | |---|---|---|---|---|---| | |Modern Methods of Construction (MMC)|Off-site construction.|Yes|Where feasible.| | | |Waste|Site Waste Management to reduce / reuse / recycle waste.|Yes|Standard practice on construction sites.| | |Occupation|Waste|Provide recycling and storage facilities within/outside the property (multi-bin system) and/or provide an area (with bins) for recycling in line with the Government strategy (subject to inclusion of collection from the designated area by the local council/Government system).|N/A|Not appropriate as no ‘local’ collection scheme in place for recyclable waste.| | | |Waste|Provide composting facilities – for each property or communally.|No|Not applicable to this scheme.| | | |Reduce energy & water consumption|Provide simple user guide, (non technical) for the occupier on the operation and environmental performance of their unit, including tips on how to reduce energy & water consumption.|Yes|Information to be included in ‘handover pack’.| | | |Reduce CO2 Emissions|Provide information for the occupier in respect of local alternative means of transport, cycle routes and local amenities (doctor, schools, shops etc.)|Yes|Map to be included in ‘handover pack’ highlighting local bus routes, shops etc.| | |---|---|---|---|---|---| | |Reduce Carbon Footprint|Inclusion of planting schemes.|No|Not applicable to this scheme.| | Appendix 3 APS Text and Development Brief Relating to Site 3 - 4. Any scheme should include a range of housing types, including a mix of tenure based on current assessments of need. - 5. Open Space shall be provided in accordance with the standards set out in Appendix 6 of the Isle of Man Strategic Plan, 2007, or its replacement. - 6. Proposals must be so formulated as to ensure that the Glashen Stream is not polluted, either before, or during, the construction period or subsequently; the provision of an adequate buffer zone should be included within any proposals. - 4.28 Site 3 Location: Land to the south east of Ballasalla, between Douglas Road and Balthane Industrial Estate, Ballasalla, Malew Size of Site: 19 ha Proposed designation: See Development Brief Site Assessment Framework (Residential Score): 50/68 (Employment Score): 43/60 4.28.1 This site is largely contained by the route of the proposed Ballasalla By-pass but part of the site lies to the south of the by-pass route, bounded by Balthane Industrial Estate and Ballahick Lane. An approval on this site will need to be linked to a legal agreement(s) prepared in accordance with Section 13 of the Town and Country Planning Act 1999. Such a legal agreement(s) should address the issue of the construction of the Ballasalla By-pass alongside phased development on the site. The proposed Planning Policy Statement (PPS) - deal with the stretch of the Ballasalla By-pass road between the south western boundary of Site 3 and Balthane Corner. The PPS will identify the mechanism by which Government will use any monies accrued via the release of the Strategic Reserve sites, and any other additional sites, as well as any other monies which Government is prepared to commit, to this section of the Ballasalla By-pass in the future. - 4.29 Development Brief 3 - 1. The site will be developed only for: - i. Predominantly Residential purposes; - ii. Community facilities and public open space. Such public open space must be easily accessible to the community and may be in the form of a public park; - iii. Employment uses limited to Class 5 (Research and Development/Light Industrial) and Class 6 (Storage or Distribution) set out in Schedule 4 of the Town and Country Planning (Permitted Development) Order 2012. - iv. The construction of an Urban Primary Distributor Road to by-pass Station Road and indicated on Inset Map 4. - 2. Any detailed application for the site must be accompanied by and form part of a Master Plan for the whole site (unless the detailed application covers the whole site). The Master Plan must satisfactorily address the matters of general land use and layout, structural landscaping, the intended phasing (including a landscaping phasing schedule), and internal road position (including the Ballasalla By-pass). Any detailed application which incorporates the first phase must: i. Include detailed plans for the Ballasalla By-pass route and design (including an associated landscaped buffer) as well as an agreed design solution for traversing the steam railway line; the preferred option being a level crossing. - 3. Industrial development may be permitted on land between Colas Drive and the Ballasalla By-pass route (in fields 434090 and 434089) but applications must demonstrate that the route of the proposed Ballasalla By-pass will not be compromised. Development will not normally be permitted within 25m of the line of the Ballasalla By-pass as measured from nearest roadside channel (this may be amended once the detailed ground levels have been determined). - 4. The Department accepts that an overall phased approach may be acceptable (provided points 1, 2 and where appropriate 3 above are satisfied), which would, in effect allow construction of the Ballasalla By-pass alongside other proposals in stages, but it must be demonstrated that the existing road network can accommodate the additional traffic levels generated by each phase. A legal agreement will be required at the first phase of development to ensure the construction of the Ballasalla By-pass linking Douglas Road (Glashen Hill) to the south western boundary behind Railway Terrace in the general position shown on Map 4. - 5. Due regard must be had to the proposed Planning Policy Statement Contributions to the Ballasalla By-p for the construction of the Ballasalla By-pass linking the south west boundary of Site 3 to Balthane Corner. - 6. The most appropriate route of the Ballasalla By-pass has yet to be confirmed as indicated by the double headed arrow on inset Map 4; however, the final positioning and design of the road must be satisfactory in highway terms meeting the design standards set out in the United Kingdom Design Manual for Road and Bridge Works. The applicant is (DoI) prior to the submission of an application. The application must satisfactorily address the following issues: - i. The Ballasalla By-pass junction arrangements from Glashen Hill and Balthane Corner . - ii. The manner in which protection will be given to the existing public and private rights of way which the Ballasalla By-pass will sever. - iii. The junction arrangements for any access points from the Ballasalla By-pass road to the adjoining land including the provision of a second point of access to the existing Balthane Industrial Estate (any access points should be determined following (DoI) ). - iv. The manner in which any light pollution from the Ballsalla By-pass will be addressed. - v. How the design of the Ballasalla By-pass can assist in the securing of sustainable transport solutions (cycling and walking) to link the village of Ballasalla with Balthane Industrial Estate. - vi. The manner in which Statutory Undertaker routes will be excluded from the carriageway and footways of the Ballsalla By-pass; it may be acceptable for these to be located within a service corridor located adjacent to the Ballsalla By-pass in the landscape buffer area. - 7. The site has potential archaeological significance. An appropriate archaeological evaluation must be carried out on the site and suitable archaeological mitigation designed into any proposed scheme. The applicant is encouraged to discuss this with Manx National Heritage prior to the submission of any application for this site. - 8. No part of the site shall be developed until there is in place an approved Drainage Master Plan prepared following discussions with the Isle of Man Water & Sewerage Authority to ensure adequate drainage arrangements are made for the entire development site. - 9. Proposals must be so formulated as to ensure that the Glashen Stream is not polluted, either before, or during, the construction period or subsequently; the provision of an adequate buffer zone should be included within any proposals. - 4.30 Site 4 Location: North-east of Freeport, Malew Proposed designation: Office/industrial (see Development Brief 4, Chapter 6) - 4.31 Site 5 Location: Land to the north of the Ronaldsway Industrial Estate Road and to the west of the RLC Engineering Group Building, Malew Proposed designation: See Development Brief 5, Chapter 6 - 4.32 Site 6 Location: Corner of Douglas Road and Victoria Road, Castletown Size of Site 3.7 ha Previous designation: Open Space Proposed designation: Predominantly Residential (Proposed) Site Assessment Framework (Residential Score): 52/68 4.32.1 The site adjoins the Castletown Conservation Area and is close to Castletown Railway Station which is a Registered Building. The site is in a good position being close to existing residential development, located on a main road and bordered by development to the north-east and west. As such, residential development is considered appropriate on this site. The Airport Runway Public Safety Zone (PSZ) includes the northern corner of the site and this should be considered as part of any scheme. - 4.33 Development Brief 6 - 1. Any initial application must include a Master Plan which should take into account the Castletown Conservation Area and the Railway Station which is a Registered Building. - 2. Vehicular access must be from either a re-aligned roundabout at the Bowling Green Road junction or a new rounda junction. Individual access points to new properties from the Main Road will not be supported. - 3. Pedestrian/cycleway facilities should be an integral part of the proposals to link the development to the centre of Castletown. - 4. Early advice should be sought from the Isle of Man Water and Sewerage Authority to discuss the proposed density of development and need for hydraulic modelling for the development site. - 5. The Airport Runway Public Safety Zone (PSZ) must: be integrated into any design proposals; remain free from built development; and must have regard to the Isle of Man Strategic Plan Policies relating to the Airport Runway Public Safety Zone (PSZ) (Transport Policy 10 and Transport Policy 11 in the Isle of Man Strategic Plan, 2007). Appendix 4 Drainage Statement & Calculations Drainage Statement Project: Balthane North –Industrial Park, October 2025 Location: Ballasalla, Isle of Man This statement confirms that the proposed development of 2 units at Balthane North will be served by the existing private drainage infrastructure installed as part of the previous phase of the industrial park, Units L,M and N. ###### Surface Water Drainage The private surface water drainage network was designed and constructed at the earlier phase to accommodate both the buildings and hardstanding completed at that stage, as well as the remaining development plots across the wider Master plan for the site. In particular, allowance has been made for: - • Roof Drainage: All remaining building roof areas within the current application have been incorporated within the original hydraulic calculations. - • Hardstanding Areas: Access roads, service yards, and parking areas associated with this phase were included in the impermeable area assumptions. - • Pipe Sizing: The pipework and manhole network have been sized to accommodate the full anticipated run-off from both the completed and proposed phases, with hydraulic capacity checks confirming compliance with design storm events. - • Outfall: Surface water from the system discharges into the existing attenuation meadow located to the south of the development, which was designed and constructed to provide sufficient attenuation capacity for the industrial park as a whole. Foul Drainage A private foul drainage system has also been installed as part of the earlier phase, sized to accommodate flows from all plots within the overall development. The new buildings forming part of this application will connect into this existing network, which discharges to the adopted foul sewer in accordance with Manx Utilities requirements. ###### Conclusion The drainage infrastructure installed to date has been designed as a comprehensive solution for the Balthane North Industrial Park. Both foul and surface water drainage networks have adequate capacity to accommodate the current phase of development, ensuring a robust and integrated approach without the need for additional off-site works. |TITLE: Ballasalla/Balthane JOB REF:

SUBJECT: Sheet N

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Drawing ref: Calculations by Checked Date

PS May-22| |---| |ISSUE.|INFO| |---|---| |REV.|P0| |---|---| |SURFACE WATER ATTENUATION STORAGE

Catchment Characteristics

|Storm Return Period =|50 Years|50 Years| |---|---|---| |Area where the permissable discharge is restricted to 7 l/s (1/1 Year Storm Event)|Area where the permissable discharge is restricted to 7 l/s (1/1 Year Storm Event)|Area where the permissable discharge is restricted to 7 l/s (1/1 Year Storm Event)| |Total Site Area Phase 1, 2, 2A,3, Bypass Road & Balthane (northside)|25.8|Hectares (ha)| |Proposed Impermeable Area Phase 1|2.41|"| |Proposed Impermeable Area Phase 2|2.49|"| |Proposed Impermeable Area Phase 2A|0.45|"| |Proposed Impermeable Area Phase 3|2.29|"| |Proposed Impermeable Area By-Pass Road|1.45|"| |Proposed Impermeable Area Balthane (northside)|1.92|"| |Total Proposed Impermeable Area Z|11.01|"| |Proposed Open Space|14.79|"| |Permissable Outflow for P1, 2, 2A,3, Bypass Road & Balthane (n'side)|180.60|Litres/sec| |Area where the permissable discharge is restricted to 8 l/s (1/1 Yr. Storm)|Area where the permissable discharge is restricted to 8 l/s (1/1 Yr. Storm)|Area where the permissable discharge is restricted to 8 l/s (1/1 Yr. Storm)| |Existing Balthane (southside) Area|2.39|ha| |Existing Impermable Area Y|2.04|"| |Existing Open Space|0.35|"| |Permissible Outflow for Existing Balthane (southside)|19.12|Litres/sec|

|% Imperm.| |---| |100| |100| |100| |100| |100| |100| |100| |0| | | | | |100| |100| |0| | |

Rainfall Intensitys as recorded in Ronaldsway Airport, IOM, supplied by Met Office. 1 hectare = 10,000m2

|A Duration

(hours)|B Rainfall

(mm)|C Rainfall + 30% CC (mm)|D Rainfall Volume (m3)|E Permissable Outflow (m3)|D-E Storage Required (m3)| |---|---|---|---|---|---| |1|26.2|34.06|4445|719|3726| |2|36.3|47.19|6158|1438|4720| |3|43.3|56.29|7346|2157|5189| |4|49.1|63.83|8330|2876|5454| |6|57.5|74.75|9755|4314|5441| |8|64.5|83.85|10942|5752|5190| |12|75.6|98.28|12826|8628|4198| |18|83.5|108.55|14166|12942|1224|

storage required

Volume of storage required for development =

|5454| |---|

m3

Flow from Detention Basin Restricted to = X

|199.72| |---|

l/s

D = C*(Z+Y)*.1 m3 m 4902 1.15 depth of water
E = X*.001*A*3600 581 side slope 5484 storage provided


0.575 freeboard

denotes Input Value| |---| ###### Capacity check attenuation |TITLE: Ballasalla/Balthane JOB REF:

SUBJECT: Pump Stn. 24hr Storage Check Sheet N

1 of 1 Sheet Ref:

Drawing ref: Calculations by Checked Date PS May-22| |---| |ISSUE.|INFO| |---|---| |REV.|P0| |---|---| ##### Pump Station 24hr Storage Check |Number of Units discharging to the Pump Station|Units|hectares*|Flow (l/s)|Storage (m3)| |---|---|---|---|---| |Phase 1 =|135| |6.25|21.60| |Phase 2 =|148| |6.85|23.68| |Phase 2A =|23| |1.06|3.68| |Phase 3** =|105| |4.86|16.80| |Balthane Ind. Est. Blocks A-K (south side)| |2.04|1.02|3.53| |Balthane Ind. Est. Blocks X, L-N & P-S (north side)| |1.92|0.96|3.32| |Total =| | |21.01|72.60| |Existing 24hr Storage Volumne at new Pump Station| | | |73.00| Notes - * - excludes open space. - ** - excludes 23 dwellings (C26-C48) which discharge by gravity into either a) the existing foul water sewer running at the back of Plots C41-48 or b) into the new foul sewer between F(3)1.01 and the IRIS pump station. Flow (l/s) - hydraulic design based on Manx Sewers for Adoption Clause 2.13 1a) for housing & Clause 2.13 1b) ii for normal industry. Storage (m3) - The design Criteria for the Pump Station 24hr Storage Check is based on a) housing at 160 l/dwelling & b) for normal industry the flow (l/s) is converted to equivalent dwellings and storage provided at 160 l/dwelling. Pump Station 24hr Storage Check Design Settings Nodes
Rainfall MethodologyFSRMaximum Time of Concentration (mins)30.00
Return Period (years)1Maximum Rainfall (mm/hr)50.0
Additional Flow (%)0Minimum Velocity (m/s)1.00
FSR RegionEngland and WalesConnection TypeLevel Soffits
M5-60 (mm)20.000Minimum Backdrop Height (m)0.600
Ratio-R0.300Preferred Cover Depth (m)1.200
CV0.750Include Intermediate Ground☑
Time of Entry (mins)5.00Enforce best practice design rules☑
Links
NameArea (ha)T of E (mins)Cover Level (m)Diameter (mm)Easting (m)Northing (m)Depth (m)
SW10.0805.0026.6001500228243.901469689.7901.425
SW20.2305.0026.2001800228287.612469716.3362.680
SW30.3575.0025.7501800228304.439469726.5542.468
SW41.1205.0025.2001800228365.611469764.7892.957
SW50.0405.0024.7001800228395.560469783.6493.199
SW60.8435.0024.2232100228425.276469802.1623.094
SW70.2785.0024.2202400228483.547469838.6963.263
SW80.2635.0023.6502400228513.581469857.5272.890
SW90.3145.0023.3372400228543.136469876.0572.771
SW1023.0402400228556.343469884.3382.561
SW110.0305.0022.8002400228563.497469888.8232.368
OUTFALL21.400228577.958469893.8741.045
NameUS NodeDS NodeLength (m)ks (mm) / nUS IL (m)DS IL (m)Fall (m)Slope (1:X)Dia (mm)T of C (mins)Rain (mm/hr)
1.000SW1SW251.0000.01225.17524.5370.63880.02255.6245.1
1.001SW2SW319.0000.01223.52023.2820.23880.04505.7744.7
1.002SW3SW472.0000.01223.28222.3930.88981.04506.3243.0
1.003SW4SW535.3930.01222.24321.8010.44280.06006.5542.3
1.004SW5SW635.0110.01221.50121.1290.37294.09006.7341.8
1.005SW6SW768.7770.01221.12920.9570.172400.09007.4739.9
1.006SW7SW835.4490.01220.95720.7600.197180.09007.7339.2
1.008SW8SW934.8840.01220.76020.5660.194180.09007.9938.6
1.009SW9SW1015.5880.01220.56620.4790.087180.09008.1038.4
1.010SW10SW118.4440.01220.47920.4320.047180.09008.1638.3
NameVel (m/s)Cap (l/s)Flow (l/s)US Depth (m)DS Depth (m)Σ Area (ha)Σ Add Inflow (l/s)Pro Depth (mm)Pro Velocity (m/s)
1.0001.36854.49.81.2001.4380.0800.0651.036
1.0012.171345.337.52.2302.0180.3100.01001.419
1.0022.158343.277.62.0182.3570.6670.01451.744
1.0032.630743.7204.92.3572.2991.7870.02152.246
1.0043.1802022.8206.92.2992.1941.8270.01952.048
1.0051.541980.6288.42.1942.3632.6700.03341.340
1.0062.2981461.8313.52.3631.9902.9480.02831.831
1.0082.2981461.8336.31.9901.8713.2110.02941.868
1.0092.2981461.8366.81.8711.6613.5250.03071.912
1.0102.2981461.8365.51.6611.4683.5250.03061.909
### Links
NodeEasting (m)Northing (m)CL (m)Depth (m)Dia (mm)ConnectionsLinkIL (m)Dia (mm)
SW1228243.901469689.79026.6001.4251500
01.00025.175
225
SW2228287.612469716.33626.2002.680180011.00024.537
225
01.00123.520
SW3228304.439469726.55425.7502.468180011.00123.282
450
01.00223.282
NameUS NodeDS NodeLength (m)ks (mm) / nUS IL (m)DS IL (m)Fall (m)Slope (1:X)Dia (mm)T of C (mins)Rain (mm/hr)
1.011SW11OUTFALL15.3180.01220.43220.3550.077200.06008.3137.9
### Pipeline Schedule
NameVel (m/s)Cap (l/s)Flow (l/s)US Depth (m)DS Depth (m)Σ Area (ha)Σ Add Inflow (l/s)Pro Depth (mm)Pro Velocity (m/s)
1.0111.664940.7365.31.7680.4453.5550.02601.560
LinkLength (m)Slope (1:X)Dia (mm)Link TypeUS CL (m)US IL (m)US Depth (m)DS CL (m)DS IL (m)DS Depth (m)
1.00051.00080.0225Circular26.60025.1751.20026.20024.5371.438
1.00119.00080.0450Circular26.20023.5202.23025.75023.2822.018
1.00272.00081.0450Circular25.75023.2822.01825.20022.3932.357
1.00335.39380.0600Circular25.20022.2432.35724.70021.8012.299
1.00435.01194.0900Circular24.70021.5012.29924.22321.1292.194
1.00568.777400.0900Circular24.22321.1292.19424.22020.9572.363
1.00635.449180.0900Circular24.22020.9572.36323.65020.7601.990
1.00834.884180.0900Circular23.65020.7601.99023.33720.5661.871
1.00915.588180.0900Circular23.33720.5661.87123.04020.4791.661
1.0108.444180.0900Circular23.04020.4791.66122.80020.4321.468
1.01115.318200.0600Twin 60022.80020.4321.76821.40020.3550.445
### Manhole Schedule
LinkUS NodeDia (mm)Node TypeMH TypeDS NodeDia (mm)Node TypeMH Type
1.000SW11500ManholeAdoptableSW21800ManholeAdoptable
1.001SW21800ManholeAdoptableSW31800ManholeAdoptable
1.002SW31800ManholeAdoptableSW41800ManholeAdoptable
1.003SW41800ManholeAdoptableSW51800ManholeAdoptable
1.004SW51800ManholeAdoptableSW62100ManholeAdoptable
1.005SW62100ManholeAdoptableSW72400ManholeAdoptable
1.006SW72400ManholeAdoptableSW82400ManholeAdoptable
1.008SW82400ManholeAdoptableSW92400ManholeAdoptable
1.009SW92400ManholeAdoptableSW102400ManholeAdoptable
1.010SW102400ManholeAdoptableSW112400ManholeAdoptable
1.011SW112400ManholeAdoptableOUTFALLJunction
1530601201802403604806007209601440
### Simulation Settings
NodeEasting (m)Northing (m)CL (m)Depth (m)Dia (mm)ConnectionsLinkIL (m)Dia (mm)
SW4228365.611469764.78925.2002.957180011.00222.393450
01.00322.243600
SW5228395.560469783.64924.7003.199180011.00321.801600
01.00421.501900
SW6228425.276469802.16224.2233.094210011.00421.129900
01.00521.129900
SW7228483.547469838.69624.2203.263240011.00520.957900
01.00620.957900
SW8228513.581469857.52723.6502.890240011.00620.760900
01.00820.760900
SW9228543.136469876.05723.3372.771240011.00820.566900
01.00920.566900
SW10228556.343469884.33823.0402.561240011.00920.479900
01.01020.479900
SW11228563.497469888.82322.8002.368240011.01020.432900
01.01120.432600
OUTFALL228577.958469893.87421.4001.04511.01120.355600
### Storm Durations
Rainfall MethodologyFSRAnalysis SpeedNormal
FSR RegionEngland and WalesSkip Steady Statex
M5-60 (mm)20.000Drain Down Time (mins)240
Ratio-R0.300Additional Storage (m³/ha)20.0
Summer CV0.750Check Discharge Rate(s)x
Winter CV0.840Check Discharge Volumex
Return Period (years)Climate Change (CC %)Additional Area (A %)Additional Flow (Q %)
1000
2000
30000
1004000
Results for 1 year Critical Storm Duration. Lowest mass balance: 99.82%
Node EventUS NodePeak (mins)Level (m)Depth (m)Inflow (l/s)Node Vol (m³)Flood (m³)Status
15 minute winterSW11125.2410.06610.30.19060.0000OK
15 minute winterSW21023.6260.10639.00.45340.0000OK
15 minute winterSW31123.4370.15584.20.84170.0000OK
15 minute winterSW41122.4860.243222.32.45720.0000OK
15 minute winterSW51121.7050.204225.30.57050.0000OK
15 minute winterSW61121.5120.383327.83.41710.0000OK
15 minute winterSW71121.3040.347363.52.15850.0000OK
15 minute winterSW81221.1260.366386.82.32200.0000OK
15 minute winterSW91220.9660.400420.62.71750.0000OK
15 minute winterSW101220.8540.375422.81.69550.0000OK
15 minute winterSW111220.7330.301426.01.43900.0000OK
15 minute winterOUTFALL1220.6390.284425.80.00000.0000OK
Link Event (Upstream Depth)US NodeLinkDS NodeOutflow (l/s)Velocity (m/s)Flow/CapLink Vol (m³)Discharge Vol (m³)
15 minute winterSW11.000SW29.91.0300.1820.4895
15 minute winterSW21.001SW338.51.0220.1110.7244
15 minute winterSW31.002SW482.61.7420.2413.4132
15 minute winterSW41.003SW5220.52.1720.2973.5949
15 minute winterSW51.004SW6226.21.2600.1126.3912
15 minute winterSW61.005SW7330.01.3690.33716.5861
15 minute winterSW71.006SW8356.71.5380.2448.2268
15 minute winterSW81.008SW9389.21.5140.2668.9713
15 minute winterSW91.009SW10422.81.6200.2894.0693
15 minute winterSW101.010SW11423.01.9450.2891.8392
15 minute winterSW111.011OUTFALL425.81.5620.4534.1772209.9
Results for 2 year Critical Storm Duration. Lowest mass balance: 99.82%
CAUSEWAYAllied Services LtdFile: Estimated Existing Surface Network: Storm Network David Wood 01/12/2022Page 6
Node EventUS NodePeak (mins)Level (m)Depth (m)Inflow (l/s)Node Vol (m³)Flood (m³)Status
15 minute winterSW11125.2510.07613.30.21820.0000OK
15 minute winterSW21023.6440.12450.50.52700.0000OK
15 minute winterSW31123.4600.178109.00.97020.0000OK
15 minute winterSW41022.5270.284288.42.87010.0000OK
15 minute winterSW51121.7370.236291.80.65950.0000OK
15 minute winterSW61121.5760.447425.73.98590.0000OK
15 minute winterSW71121.3650.408471.52.54050.0000OK
15 minute winterSW81221.1910.431503.72.73590.0000OK
15 minute winterSW91221.0360.470544.63.19370.0000OK
15 minute winterSW101220.9150.436548.51.97320.0000OK
15 minute winterSW111220.7850.353553.21.68700.0000OK
15 minute winterOUTFALL1220.6870.332553.60.00000.0000OK
Link Event (Upstream Depth)US NodeLinkDS NodeOutflow (l/s)Velocity (m/s)Flow/CapLink Vol (m³)Discharge Vol (m³)
15 minute winterSW11.000SW212.81.1060.2350.5899
15 minute winterSW21.001SW349.81.0790.1440.8839
15 minute winterSW31.002SW4107.01.8670.3124.1267
15 minute winterSW41.003SW5285.62.3130.3844.3710
15 minute winterSW51.004SW6294.11.3330.1457.8193
15 minute winterSW61.005SW7428.11.4430.43720.4137
15 minute winterSW71.006SW8462.61.6060.31610.2360
15 minute winterSW81.008SW9504.01.5870.34511.0807
15 minute winterSW91.009SW10548.51.7150.3754.9857
15 minute winterSW101.010SW11549.32.0540.3762.2595
15 minute winterSW111.011OUTFALL553.61.6660.5885.0891271.6
Results for 30 year Critical Storm Duration. Lowest mass balance: 99.82%
Node EventUS NodePeak (mins)Level (m)Depth (m)Inflow (l/s)Node Vol (m³)Flood (m³)Status
15 minute winterSW11125.2830.10825.10.31120.0000OK
15 minute winterSW21023.7010.18196.10.77200.0000OK
15 minute winterSW31023.5420.260207.11.41570.0000OK
15 minute winterSW41022.6830.440554.94.45130.0000OK
15 minute winterSW51121.8700.369556.61.03150.0000OK
15 minute winterSW61121.8210.692811.46.16830.0000OK
15 minute winterSW71121.6020.645890.04.01500.0000OK
15 minute winterSW81221.4490.689949.24.37260.0000OK
15 minute winterSW91221.2960.7301021.44.95620.0000OK
15 minute winterSW101221.1330.6541024.32.95890.0000OK
15 minute winterSW111220.9770.5451034.52.60500.0000OK
15 minute winterOUTFALL1220.8260.4711036.60.00000.0000OK
Link Event (Upstream Depth)US NodeLinkDS NodeOutflow (l/s)Velocity (m/s)Flow/CapLink Vol (m³)Discharge Vol (m³)
15 minute winterSW11.000SW224.21.3100.4460.9437
15 minute winterSW21.001SW395.01.2290.2751.4698
15 minute winterSW31.002SW4203.42.0710.5937.3059
15 minute winterSW41.003SW5544.82.6580.7337.2588
15 minute winterSW51.004SW6560.41.4620.27713.4432
15 minute winterSW61.005SW7807.91.6050.82434.7096
15 minute winterSW71.006SW8871.51.7360.59617.7914
15 minute winterSW81.008SW9939.61.7520.64318.6974
15 minute winterSW91.009SW101024.31.9580.7018.1409
15 minute winterSW101.010SW111027.12.2890.7033.7807
15 minute winterSW111.011OUTFALL1036.62.0361.1027.7584514.3
Results for 100 year +40% CC Critical Storm Duration. Lowest mass balance: 99.82%
CAUSEWAYAllied Services LtdFile: Estimated Existing Surface Network: Storm Network David Wood 01/12/2022Page 8
Node EventUS NodePeak (mins)Level (m)Depth (m)Inflow (l/s)Node Vol (m³)Flood (m³)Status
15 minute winterSW11025.3340.15945.50.46030.0000OK
15 minute winterSW21225.0581.538174.16.55300.0000SURCHARGED
15 minute winterSW31224.9851.703350.09.25930.0000SURCHARGED
15 minute winterSW41124.0841.841894.318.62840.0000SURCHARGED
15 minute winterSW51123.2191.718873.14.80160.0000SURCHARGED
15 minute winterSW61123.0931.9641308.717.50620.0000SURCHARGED
15 minute winterSW71122.6511.6941437.610.55150.0000SURCHARGED
15 minute winterSW81122.3101.5501566.09.83260.0000SURCHARGED
15 minute winterSW91121.9081.3421723.39.11350.0000SURCHARGED
15 minute winterSW101121.5861.1071715.65.00960.0000SURCHARGED
15 minute winterSW111121.3310.8991729.04.29540.0000SURCHARGED
15 minute winterOUTFALL1220.9190.5641729.70.00000.0000OK
Link Event (Upstream Depth)US NodeLinkDS NodeOutflow (l/s)Velocity (m/s)Flow/CapLink Vol (m³)Discharge Vol (m³)
15 minute winterSW11.000SW244.41.4810.8161.7539
15 minute winterSW21.001SW3168.51.2870.4883.0104
15 minute winterSW31.002SW4338.22.3070.98511.4079
15 minute winterSW41.003SW5855.33.0371.1509.9694
15 minute winterSW51.004SW6883.31.4810.43722.1891
15 minute winterSW61.005SW71288.92.0341.31443.5891
15 minute winterSW71.006SW81429.32.2550.97822.4666
15 minute winterSW81.008SW91560.32.4621.06722.1086
15 minute winterSW91.009SW101715.62.7071.1749.8793
15 minute winterSW101.010SW111715.72.7071.1745.3494
15 minute winterSW111.011OUTFALL1729.73.0711.8398.5237930.1
Appendix 5 Climate Change Act 2021 Policy Cross Reference Summary ### Climate Change Act 2021 - Policy Cross-Reference Summary – Industrial Development, Balthane Sustainability / Environmental Criterion Relevant Isle of Man Strategic Plan / Policy Framework How the Industrial Development Addresses It - • General Policy 3: Landscape and Natural Features - • Climate Change Action Plan 2022–2027 (Net Zero 2050 target) Maximisation of Carbon Sequestration Introduction of native trees, shrub planting, and landscaping within landscaped buffer to offset carbon. Minimising Greenhouse Gas Emissions Maintenance and Restoration of Ecosystems - • General Policy 1: Sustainable Development - • General Policy 20: Energy and Resources - • General Policy 2: The Countryside - • General Policy 3: Biodiversity and Landscape Incorporation of energy-efficient building design and construction techniques (e.g. insulation levels). Units are unheated and therefore do not require PV panels. Designed to allow for EV charging infrastructure where required. Adoption of low-carbon construction materials and modern methods of construction to reduce embodied carbon. Buffer planting at northern boundary. Creation of biodiversity-friendly drainage and landscape zones within the wider Reayrt Mie/Balthane Park development. Biodiversity and Landscape Site is currently bare ground. Within Balthane Park overall there is the provision of wildflower margins, bird and bat boxes on buildings, and pollinator-friendly landscaping. Biodiversity Net Gain • General Policy 7: Nature Conservation Sustainable Drainage Systems (SuDS) - • General Policy 9: Flood Risk and Water Management - • DEFA Supplementary Guidance: Surface Water Drainage Implementation of SuDS features, with attenuation pond designed for habitat and amenity benefits. Systems designed to manage peak flows, improve water quality, and contribute to site biodiversity. Provision of Active Travel Infrastructure - • General Policy 1: Sustainable Development - • General Policy 18: Transport and Accessibility Inclusion of pedestrian and cycle routes linking to nearby transport corridors or settlements. Provision of secure cycle parking for employees and visitors. Design allows for EV charging points where required, and travel plan measures to encourage car sharing, walking, cycling, and public transport use. Efficient Use of Land and Resources - • General Policy 1: Sustainable Development - • General Policy 12: Employment and Economic Growth Optimised site layout to maximise employment capacity while minimising land take. Flexible unit design to accommodate a range of business types and adapt to future needs. Use of sustainable construction materials and waste minimisation strategies during construction and operation. Careful siting and massing of buildings to minimise visual intrusion (lower than existing adjacent units). Landscape buffers and planting zones to soften views from public vantage points to the north. Use of colour, materials, and roof design that blend with the existing townscape and reduce visual impact. Visual and Landscape Integration Landscape and Natural Features • General Policy 5: Design and Layout #### Dandara Commercial Limited, Isle of Man Business Park, Cooil Road, Braddan, Isle of Man, IM2 2SA --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/94608-malew-vacant-land-between-new-by-pass-26-industrialstorage/documents/1143269*